Banner Home Inspections, LLC

Thank-you for choosing Banner Home Inspections your business is important to us. This is a summary of the report showing issues that are safety related or that can be costly in nature. However, to get the full condition of the home please read the full report.

Concerns are shown and sorted according to these types:

	Safety	Poses a risk of injury or death
	Repair/Replace	Recommend repairing or replacing
	Repair/Maintain	Recommend repair and/or maintenance
	Minor Defect	Correction likely involves only a minor expense
	Maintain	Recommend ongoing maintenance
	Evaluate	Recommend evaluation by a specialist
	Monitor	Recommend monitoring in the future
	Comment	For your information

Exterior
2) - Non-metallic sheathed wiring at the back of the garage is routed so it is subject to damage, such as on wall or ceiling surfaces. The wire's insulation can be damaged by objects coming in contact with it and/or it being repeatedly moved. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary. For example, rewire using conduit, or re-routing through wall cavities.
3) - A trip hazard exist at the stairs to the back patio due to non-uniform riser heights. Standard building practices call for riser heights not to vary more than 3/8 inch on a flight of stairs. A qualified contractor should repair or replace stairs so all riser heights are within 3/8 inch of each other.
4) - The downspout drain on at the northwest corner of the front porch appears to be clogged. This can result in water accumulating around the structure's foundation, or in the crawl space. Accumulated water is a conducive condition for wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. The drain should be unclogged or repairs should be made as necessary by a qualified contractor.
5) - Gaps exist at one or more openings around the exterior, such as those where outside faucets, wires, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.
6) - Both outside faucets leak from the valve stem when turned on. I recommend tightening the valve stem nut, and if necessary, a qualified plumber should evaluate and repair.
7) - Most of the crawl space vents are blocked or partially blocked by insulation. This restricts ventilation in the crawl space and may result in increased levels of moisture inside. The insulation baffles should be repositioned so the insulation is not obstructing the vents.
8) - One or more exhaust duct end caps are damaged and/or deteriorated. Their purpose is to prevent unconditioned air from entering the house, and keeping out birds, rodents and bugs. Blocked ducts can cause fan motors and/or clothes dryers to overheat and may pose a fire hazard. New vent caps should be installed where necessary.

Garage
17) - The auto-reverse mechanism on both the vehicle door openers requires too much force to activate. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit:
http://www.cpsc.gov/cpscpub/pubs/523.html
http://www.ohdstl.com/safety.html

Heating and cooling
23) - A significant amount of water is present in the flex duct below the dishwasher on the east side of the kitchen, in fact the duct appears to be blocked by this water. I recommend having a qualified heating contractor replace this duct and evaluate the other ducts for water damage.
24) - Most of flex ducts are sagging excessively. Most manufacturers, and the Sheet Metal and Air Conditioning Contractors National Association (SMACNA) recommend that this type of duct sag no more than 1/2" per foot between supports. A qualified heating contractor should evaluate and repair as necessary.
25) - Insulation on one or more heating/cooling ducts in unconditioned spaces is damaged and/or missing. A qualified heating contractor should evaluate and replace insulation and/or ducts as necessary and as per standard building practices.

Water heater
29) - The hot water temperature is greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. For more information on scalding dangers, visit:
http://www.cpsc.gov/cpscpub/pubs/5098.html

Crawl space
30) - A small section of insulation ont the water pipe is missing or damaged at the northwest corner of the crawl space. I recommend repairing or installing insulation on the water pipe where necessary for better energy efficiency and to prevent water pipes from freezing.
31) - A small amount of water was seeping into the crawl space on the east side of the home under the kitchen at the joint between the footing and foundation wall. I recommend digging down on the exterior of foundation to the footing and sealing this area to prevent water intrusion, by a qualified contractor if necessary.

Bathrooms
35) - The bathtub stopper mechanism in the main bathroom upstairs is in need of repair. The bolt stem on the stopper seems to be too small for the threaded fitting in the drain or the the threaded fitting in the drain is stripped. I recommend further evaluation and repair by a qualified plumbing contractor.